STAFF REPORT
~TORONTO
Date:
Committee of Adjustment
Application
1 May2, 2016
1 Chair and Committee Members of the Committee of Adjustment
To:
North York District
Director, Community Planning, North York District
From:
Joe Nanos,
Wards:
Ward 23 (Willowdale) Reference:
I
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!
File No. 80064/I SNY, Al060/1 5NY. Al06 1115NY Address: 171 BURNDALE AVENUE Application to be heard: Thursday, May 12, 2016 at 9:30 a.m. RECOMMENDATION Planning recommends that Applications Nos. 80064/ ISNY, Al060/ 15NY and Al061/15NY be
refused.
APPLICATION
THE CONSENT REQUESTED:
To obtain consent to sever the property into two undersized residential lots.
Retained- Part 1 (Address to be assigned) The lot frontage is 7.62 meters and has a lot area of273.S6 m2 • The property will be redeveloped as the site of the new two-storey dwelling, requiring variances to the Zoning By-law(s), as outlined in Application No. A I061II5NY. Convevcd - Part 2 <Address to be assigned) The lot frontage is 7.62m and has a lot area of273.56m~. The property will be redeveloped as the site of a new two-storey dwelling. requiring variances to the Zoning 8y-law(s), as outlined in Application No. Al060/ 15NY. Application Nos. 80064/lSNY, AI060/15NY and AI06l/15NY will be considered jointly. REQUESTED VARIANCE(S) TO THE ZONING BY-LAW: A1060/15NY - 171 BURNDALE AVENUE (PART 2) I. Chapter 10.5.40.10.(S), By-law No. 569-2013
A minimum of IOm~ of the first floor must be within 4m of the front main wall.
Staff Report Committee of Adjustment Application
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The proposed first floor area is 5.2m2 that is within 4m of the front main wall.
2. Chapter 10.5.100.1, By-law No. 569-2013
The maximum permitted driveway width is 2.9m.
The proposed driveway width is 3.2m.
3. Chapter 10.20.30.10.(1), By-law No. 569-2013
The minimum required lot frontage is I Sm.
The proposed lot frontage is 7.62m.
4. Chapter 10.20.30.JO.(l), By-law No. 569-2013
The minimum required lot area is 550m2•
The proposed lot area is 273.2m2•
5. Chapter 10.20.30.40, By-law No. 569-2013
The maximum permitted lot coverage is 30%.
The proposed lot coverage is 36. 75%
6. Chapter 10.5.40.70.(3), By-law No. 569-2013
The minimum required side yard setback is l .8m.
The proposed west side yard setback is I .Om.
7. Chapter 10.5.40.70.(3), By-law No. 569-2013
The minimum required side yard setback is I .Sm.
The proposed east side yard setback is 0.6m.
8. Chapter 100.5.1.10.(2), By-law N. 569-2013
The minimum required parking space dimensions is 3.2m x 5.6m.
The proposed parking space dimensions is 2.9m x 6.1 m.
9. Section 13.2.1 and 6(8), By-law No. 7625
The minimum required lot frontage and lot width is I Sm.
The proposed lot frontage and lot width is 7 .62m.
10. Section 13.2.2, By-law No. 7625
The minimum required lot area is 550m2 •
The proposed lot area is 273.2m1•
11. Section 13.2.4, By-law No. 7625
The maximum permitted lot coverage is 30%.
The proposed lot coverage is 36.75%
12. Section 12.2.3(b), By-law No. 7625
The minimum required side yard setback is 1.5m.
The proposed west side yard setback is I .Om.
13. Section 12.2.J(b), By-law No. 7625
The minimum required side yard setback is 1.5m.
The proposed east side yard setback is 0.6m.
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14.
Section 6A(3), By-law No. 7625
The minimum required parking space dimensions is 3.2m x 5.6m.
The proposed parking space dimensions is 2.9m x 6.1m.
A1061/JSNY - 171 BURNDALE AVENUE (PART ll
1. Chapter 10.5.40.10.(5), By-law No. 569-2013
A minimum of 10m2 of the first floor must be within 4m of the front main wall.
The proposed first floor area is 5.2m2 that is within 4m of the front main wall.
2. Chapter 10.5.100.1, By-law No. 569-2013
The maximum pennitted driveway width is 2.9m.
The proposed driveway width is 3.2m.
3. Chapter 10.5.40.70.(3), By-law No. 569-2013
The minimum required side yard setback is I .Sm.
The proposed west side yard setback is 0.6m.
4. Chapter 10.5.40.70.(3), By-law No. 569-2013
The minimum required side yard setback is I .8m.
The proposed cast side yard setback is I .Om.
5. Chapter 10.20.30.10, By-law No. 569-2013
The minimum required lot area is 550m2•
The proposed lot area is 273.2m1.
6. Chapter 10.20.30.10.(l), By-law No. 569-2013
The minimum required lot frontage is I Sm.
The proposed lot frontage is 7.62m.
7. Chapter 10.20.30.40, By-law No. 569-2013
The maximum permitted lot coverage is 30%.
The proposed lot coverage is 36. 75%
8. Chapter 100.5.1.10.(2), By-law N. 569-2013
The minimum required parking space dimensions is 3.2m x 5.6m.
The proposed parking space dimensions is 2.9m x 6.1 m.
9. Section 13.2.1 and 6(8), By-law No. 7625
The minimum required lot frontage and lot width is 15m.
The proposed lot frontage and lot width is 7 .62m.
10.
Section 13.2.2, By-Jaw No. 7625
The minimum required lot area is 550m2 •
The proposed lot area is 273.2m2 •
11.
Section 13.2.4, By-law No. 7625
The maximum permitted lot coverage is 30%.
The proposed lot coverage is 36.75%
12. Section 12.2.J(b), By-law No. 7625
Staff Report Committee of Adjustment Application
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The minimum required side yard setback is I .Sm.
The proposed west side yard setback is 0.6m.
13. Section 12.2.3(b), By-law No. 7625
The minimum required side yard setback is l .5m.
The proposed east side yard setback is l .Om.
14. Section 6A(3), By-law No. 7625
The minimum required parking space dimensions is 3.2m x 5.6m.
The proposed parking space dimensions is 2.9m x 6.lm.
COMMENTS
The subject property is located west of Yonge Street and north of Sheppard Avenue West.
The applicant proposes to sever the subject property, with a frontage of 50 feet (15.24
metres) and lot area of 547.12 m2 into two lots, each having a frontage of 25 feet (7.62
metres) and lot area of 273.56 m2• The applicant further proposes to construct a two-storey
detached dwelling on each of the proposed lots.
The property is designated Neighbourhoods in the Toronto Official Plan. Neighbourhoods are
considered to be stable areas. However, the Official Plan recognizes that Neighbourhoods are
not static, meaning there will be change in these areas. Physical changes are expected to
occur within these areas, in the form of enhancements, additions, and infill housing.
Development within Neighbourhoods will respect and reinforce the existing physical
character of buildings, lot sizes, strectscapcs and open space patterns in these areas.
Policy 4.1.5 of the Official Plan outlines development criteria for established
Neighbourhoods. Development in established Neighbourhoods will respect and reinforce the
existing physical character of the area with regard to:
b) Size and configuration of lots;
c) Heights, massing, scale and dwelling type of nearby residential properties.
The Plan affirms that no changes will be made with respect to rezoning, minor variance,
consent or other public action that are not in keeping with the physical character of the
neighbourhood.
The subject property is zoned R4 in the former City of North York By-law No. 7625, as
amended, and City of Toronto Zoning By-law RD (fl 5.0; a550)(x5). Under these zoning
designations, a minimum lot frontage and width of 15 metres and a lot area of 550 square
metres is required. The objective of the Zoning By-law is to establish specific standards as to
how land is developed. Requirements for minimum lot frontage and lot area are devised to
achieve more consistent lot patterns and built form streetscapes.
Lot Study
Planning staff conducted analyses of the frontages, depths and areas of 390 lots in the area
generally bounded by Burnell Avenue to the north, Harlandalc Avenue to the south, Senlac Road
Staff Report Committee of Adjustment Application
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to the west, and Beecroft Road to the cast. The propenies within this study area are zoned R4
and R6 in Nonh York Zoning By-law 7625.
The lot study indicates that 269 properties, or approximately 69% of lots, have frontages
between 50 feet to 59.9 feet (I 5.2 metres to 18.3 metres), similar to the subject propeny.
Only 8 lots, or approximately 2%, have frontages between 25 feet to 29.9 feet (7.62 metres to
9.1 metres), similar to the lots proposed in this application. The completed lot study is
included as an attaclunent to this report.
Minor Variance Applications Al060/15NY and A1061/15NY
The applicant proposes to construct a new two-storey dwelling on each of the severed lots,
facilitated by minor variance applications A I 060115NY and A I061/ I 5NY. Each dwelling
has a proposed lot coverage of 36.75%. Staff reviewed previous Committee of Adjustment
decisions for propenies located within the study area, and it was found that approvals for lot
coverage variances were generally less than 35%. The proposed lot coverage variances of
36.75% are not in keeping with the character of the neighbourhood.
Recommendation
Planning staff are of the opinion that the subject lot in its current form maintains and
reinforces the general physical character of the neighbourhood. The suitability of the land for
the purposes for which it is to be subdivided has not been demonstrated by the proposal.
Approval of a severance on a lot this size could risk weakening the character of this
neighbourhood. Planning staff therefore recommend that Applications 80064/ l 5NY,
A1060/ ISNY and Al061 / l5NY be refused.
Respectfully submitted,
CONTACT
Carla Tsang. Assistant Planner
Tel: 416-395-7137 Fax:416-39S-715S E-mail: [email protected] SIGNATURE
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Joe Nanos
Director, Community Planning, North York District
80064/tSNY, A1060/l5NY & A1061/15NY - 171 BURNDALE AVENUE
Staff Report Committee of Adjustment Application
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